In the picturesque valleys of Garfield and Pitkin Counties, the real estate market continues to surge, presenting both opportunities and challenges for prospective homebuyers. Recent reports, including one from the Post Independent, highlight a projected shortage of about 2,000 rental units over the next few years, underscoring the pressing need for housing in a region where space is at a premium. Amidst this backdrop, a significant portion of the current home inventory consists of older properties, which, while more affordable for many, often come with a range of deferred maintenance issues.

Understanding the Market Dynamics

The Seller's Market Continues:
Despite the high prices, there is no indication that the market will see a downturn anytime soon. In fact, it is anticipated that the same homes on the market today will likely increase by a minimum of 10% over the next three years. This sustained seller's market means that buyers often encounter homes with various levels of deferred maintenance.

Variety and Pricing of Older Homes:
The inventory in our valley varies significantly depending on the town. Older homes, which form a considerable portion of more affordable options, frequently require a careful evaluation due to their age and condition. These homes range from being sold 'as is' to being priced according to their repair needs. However, some issues only become apparent during inspections, which may or may not have been anticipated by the seller.

The Role of Expert Guidance in Home Buying

Valuating Homes:
In such a competitive market, accurately valuating homes is more critical than ever. This involves not just assessing the market value but also considering the potential costs of necessary repairs and upgrades. An expert realtor can help navigate these complexities by providing a detailed analysis that factors in both the current state and future potential of a property.

Connecting Buyers with Expert Vendors:
For homes that require repairs, having a network of trusted expert vendors becomes invaluable. Whether it's addressing roofing issues, updating an outdated HVAC system, or renovating interiors to meet modern standards, a knowledgeable realtor can connect buyers with the right professionals to ensure that these repairs are managed efficiently and cost-effectively.

Negotiating After Inspections:
A crucial aspect of purchasing an older home is the ability to negotiate price adjustments based on inspection defects. A seasoned realtor can guide buyers through this process, helping them to understand which issues are significant enough to warrant a renegotiation and ensuring that they are adequately compensated for any unexpected repair needs.

The Future of the Market and Seller Responsibilities

Potential Shifts in the Market:
While the current market strongly favors sellers, a shift to a buyer's market would require sellers to maintain their homes better to attract buyers. This shift, however, depends on a significant increase in inventory. Until then, buyers must navigate the current landscape with strategic insight and expert help.

Preparing for the Long Term:
Even with high prices and potential maintenance challenges, buying an older home in Garfield and Pitkin Counties remains a promising investment. The anticipated growth in property values suggests that, with the right approach, purchasing now can lead to substantial long-term gains.


The journey to purchasing an existing home in Garfield and Pitkin Counties requires a nuanced understanding of the market, a keen eye for potential repairs, and the ability to negotiate effectively. By working with a realtor who possesses deep local knowledge and a network of skilled vendors, buyers can navigate these challenges and make informed decisions that align with their long-term financial and lifestyle goals. In a market where every square inch is precious, securing a home today can be the key to reaping rewards tomorrow.